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Home My WebLink About05 02 2022 Prior Lake Luxury Apartments Prelim PUDPrior Lake Luxury Apartments Preliminary PUD Prior Lake City Council May 2, 2022 1 Request Applicant is Beard Group, Inc. DBA Prior Lake B Squared Ventures, LLC Request for preliminary PUD plan approval and ordinance amending the zoning map to designate a PUD Overlay District EDA owned property at 4662, 4664, 4666 Dakota Street SE Concept includes a five-story structure 97 market rate rental units Street front restaurant (± 2,600 SF) Rooftop deck for restaurant customers Rooftop deck for tenants 169 total parking stalls (134 underground / 7 on-street) 2 2 Site (4662-4666 Dakota St. SE) Total Site Area: approx. one (1) acre Topography: elevations ranging from the 930’ along the north property line to 968’ near the south property line along Dakota St. Wetlands: No wetlands exist on the site Access: Access to the site is from Dakota St. 2040 Comp Plan Designation: Town Center Zoning: TC, Town Center 3 3 4 Proposed Plan Units: 97 total units ranging from 504 SF to 1,407 SF 30 one bed units; 9 one bed plus den units; 39 two bed units; 3 two bed plus den units; and 16 studio units Parks / Trails: Building construction will impact the adjacent Gateway Park property Developer is proposing to reconstruct a trail through the park; access to maintain underground stormwater treatment structure Developer is proposing to reconstruct the park following construction Park planning is underway and will be coordinated with city staff, Prior Lake Rotary, and Lakefront Plaza residents Park planning is anticipated to be completed prior to submittal of the Final PUD application 5 5 Proposed Plan Tree Replacement: 39 trees on the site proposed for removal, including; 2 heritage trees, 15 significant trees; 20 common trees; and 2 small trees. City tree replacement plan calls for 203 caliper inches of replacement. Further discussion will be needed between city staff and the developer regarding tree replacement prior to submittal of the Final PUD plan City Code requires replacement trees to be planted on private property on the site being developed if practical or reasonable Applicant may meet the tree replacement requirements through one or a combination of the following: Trees may be planted on City owned or managed land on the site being developed; or Trees may be planted on City owned or managed land off the site being developed; or Trees may be planted on other private property within the City with permission of the property owner, or Applicant may make a cash payment to City to be used for planting of trees within the City or to subsidize trees sold to the City’s residents Grading / Stormwater: Developer proposes to direct stormwater to an underground stormwater management system at the rear of the building 6 6 7 8 9 10 11 2nd - 4th Floors 12 Penthouse Floor 13 East Perspective (Dakota St. & Erie Ave.) West Perspective (Dakota St. & Arcadia Ave.) 14 15 16 PUD Request Applicant is not requesting approval for a use which is not allowed in the TC District Multiple family dwellings and restaurants are both allowable uses in the TC District Reason for the PUD request is to allow for flexibility with: Maximum setbacks Exterior materials Building height 17 17 PUD Requested Modification – Building Setback Developer is requesting PUD exceptions to the maximum setbacks Maximum front yard setback in the TC District is 10’along local streets Proposed front yard setback is 12.4’ to 19.6’ Maximum side yard setback in the TC District is 10’ Western building wall will meet this requirement at 5.1’ to 5.9’ Most of the eastern property wall is proposed at 11.2’ with a portion of the wall near the building entrance along Dakota Street at 12.0’ This will provide a greater setback from the adjacent Gateway Park than if constructed at the allowable zero (0) foot setback 18 18 10’ Setback 7.3’ Setback 40’ from Gazebo 11.2’’ Setback 76’ Setback to Lakefront Plaza Prop. Line 19 PUD Requested Modification – Exterior Materials City Code requires a minimum of 80% of facades abutting public ROW to be constructed of high-quality, durable principal materials including brick, natural or cast stone, or glass A maximum of 20% of facades abutting public ROW can be constructed of high quality, durable accent materials Side or rear façades not abutting public ROW shall have a minimum of 60% of the principal materials and a maximum of 40% of accent materials The proposed materials do not meet the minimum percentage requirements for brick, stone, or glass An exception to this requirement may be appropriate due to the scale of the building 20 20 PUD Requested Modification – Building Height City Code identifies the maximum building height in the TC District as 55 feet; The building height is shown on the plans at 57’ 5¼” 21 21 PUD Criteria City Code Subsection 1132 relates to Planned Unit Developments (PUDs) and identifies findings to ensure the City and its residents will benefit by creating a process which permits PUD developments which will allow for greater flexibility in the development of a parcel or property by tailoring the development to the site and neighborhood. Findings: Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Code; More creative, efficient, and effective use of land, open space, and public facilities through mixing of land uses; Create a sense of place and provide more interaction among people; Support long-term economic stability by strengthening the tax base, job market and business opportunities; Provide opportunities for life cycle housing to all ages; Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost; Enhanced incorporation of recreational, public and open space components which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. High quality of design compatible with surrounding land uses, including both existing and planned. 22 22 PUD Benefits Developer is identifying unique PUD benefits, including: Improvements to the existing Gateway Park Providing 28 off-street public parking stalls Providing 7 on-street public parking stalls Enhancements to existing stormwater management Removal of two legally nonconforming single-family structures 23 23 Public Hearing Public hearing on 4/11/22 PC recommended (4-0) CC approval of prelim PUD plan subject to the listed conditions Concerns noted included potential noise, impact to property values, environmental impacts and loss of greenspace/trees, and concerns about potential negative impacts during construction Primary PH concerns related to: Parking Traffic Building Height Delivery and Moving Vehicles Petition submitted after PH signed by 69 Lakefront Plaza condo owners opposed to the project and requesting city find another location A couple emails in support from downtown business owners 24 24 Parking 25 PH commentors felt more parking needed and underground parking would not be utilized if there is a fee Comments suggested Grainwood underground parking not being utilized because there is a cost Staff confirmed Grainwood charges $70/stall; all underground parking is reserved and used (wait list) *above does not include on-street parking and does not contemplate commercial SF in buildings 25 Traffic Concerns about traffic speed and increase in vehicles on Dakota St. Institute of Transportation Engineers (ITE) Trip Generation Manual estimates 5.44 trips per unit Apartments containing 3 to 10 floors ITE estimate of approx. 528 additional daily vehicle trips on Dakota St. due to the apartment units Applicants anticipate the restaurant use may generate an additional 350 vehicle trips per day Traffic Analysis Study – Dakota Street, west of Main Ave. (2021) West Lane AADT 674 Peak Volume (15 min) 45 vehicles 85th percentile: 19.75 MPH East Lane AADT 524 Peak Volume (15 min) 31 vehicles 85th percentile: 14.11 MPH 26 26 Building Height TC building height is 55’ Building proposed 57.5’ First-floor commercial space has a higher ceiling height than the residential floors 27 ± ± ± ± 27 Delivery / Moving Vehicles 28 28 Need Maxfield Research Housing Needs Assessment (2016) Projects 2017-2040 housing demand Draft update identifies a market rate rental demand of 824 units in PL between 2021 and 2040 PL apartment vacancy rate of 2% (Nov/Dec 2021) “Vacancy rates substantially less than 5% indicate a very tight rental market and that pent-up demand exists for additional rental units” 29 29 2040 Vision and Strategic Plan GOAL: DESIRABLE & SUSTAINABLE DEVELOPMENT Objectives: Intentional land use planning that facilitates commercial development for an expanded tax base. Explore ways to encourage downtown as a vibrant destination. Encourage development and preservation of quality life-cycle residential housing options. 30 30 Recommendation PUD request is not related to allowing a land use which is not permitted in the Town Center; market rate apartments and restaurant uses are both uses that are permitted in the TC District PW/Engineering and Community Development review comments have been provided to the developer and will be addressed prior to submittal of the Final PUD application Comments will not drastically alter the design of the development plan PUD request is related to building height, maximum setbacks and building materials Motion and a second to approve an ordinance approving a Preliminary Planned Unit Development Plan and a zoning map amendment to designate a PUD Overlay District for Prior Lake Luxury Apartments at 4662, 4664, and 4666 Dakota Street SE and a resolution adopting a summary of the ordinance for publication 31 31 Questions? 32 32 33